I have some brand new homes in Phoenix that cash flow with 25% down.

The issue stems from when the homes were built and excavation spoils were used to backfill around the walls - instead of bringing in #2 stone.

Examples:44109 (median home price went from roughly 50k to 125k in 8 years)https://www.zillow.com/home-values/77009/cleveland-oh-44109/ 44102 (median home price went from roughly 30k to 120k in 8 years)https://www.zillow.com/home-values/77002/cleveland-oh-44102/ 44106 (median home price went from roughly 100k to 200k in 8 years)https://www.zillow.com/home-values/77006/cleveland-oh-44106/ It has the highest rents on average in all of Ohio for major cities and the median home value is not even in the top 3.

Some of the manufactured home companies have a modular home option, I know Clayton does.

You can also do a 10% second home mortgage to buy another place and later turn it into a rental. 

that's a pretty intensive list more than most home inspector bring 

Any guidance or tips would be greatly appreciated!

We sold to a couple which was their first home.

Investors like me are left sifting through overpriced junk instead of finding real opportunities.Pro Tip: The average wholesale contract is for a 30 day "inspection", while the wholesaler looks for a buyer.

If he no longer resides in the home, he is no longer a legal tenant.